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Year 5 disposal
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.90% return before costs — above-market
- 13.1% Rent by the room return before costs (net 6.96% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£105/mo
Barely breaks even each month
Price
£220K
No local sold comps to compare
Return · IRR
1.8%/yr
Modest annualised return
Cash to get in
£93K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.11%5-yr return on cash 13%Rent est. £1,449 (£1,232–£1,704)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,232–£1,704/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£105
after mortgage, operating costs & tax
Rent in£1,449/mo gross
£1,393/mo collected · £56/mo lost to voids
Where it goes
£859Mortgage£404Costs
£105/mo left as profit · 8% of rent kept
Mortgage£859
Costs£404
Management£145
Maintenance£50
Insurance£28
CapEx reserve£72
Voids + council tax£5
Ltd co. accounts£104
Tax£25
Profit+£105
Returns
Return before costs on price7.90%
Cash return on cash1.35%
Gross margin£989
Cash needed£93,358
Monthly profit payback74y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £17,388 | £4,853 | £10,313 | £0 | £422 | £1,801 | £1,801 |
| Year 2 | £17,910 | £4,998 | £10,313 | £0 | £494 | £2,105 | £3,906 |
| Year 3 | £18,447 | £5,148 | £10,313 | £0 | £567 | £2,419 | £6,325 |
| Year 4 | £19,000 | £5,303 | £10,313 | £0 | £643 | £2,742 | £9,067 |
| Year 5 | £19,570 | £5,462 | £10,313 | £0 | £721 | £3,075 | £12,142 |
Disposal gain (gross)-£17,233
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history305d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£48,500 in 2000 → £220,000 asking
+353.6%in 26y
- 2000£48,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£105/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.90% | +£105 | £93,358 | 13.0% | Low | Feasible |
| Housing-benefit rent | 6.31% | -£180 | £93,358 | -2.8% | Med | Feasible |
| Council lease | 0.00% | -£1,042 | £93,358 | -67.7% | Low | Feasible |
| Refurb & refinance | 7.90% | +£105 | £112,141 | 10.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £261,841 | 2% | Med | Feasible |
| Rent by the room | 13.11% | -£831 | £126,695 | -30.0% | — | Feasible |
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£32/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 7.90% as-is
£220k → 5-bed HMO @ ~£564/room: £2,690 pcm gross, ~£1,539 pcm net (7.3% net on £254k all-in incl. ~£19k works); needs +1 bathroom; GDV ~£217k → refinance releases ~£-2k (~£91k left in)
high confidence
Unlocks ~£7,212/yr extra rent
4 → 5 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 90 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; sized to West Northamptonshire adopted standard (6.51/10.22 m²; Northampton BC Landlord's Guide to Amenities and Facilities for HMOs (adopted for Northampton & Daventry area; legacy district standards under review for unification)); adds ~£601/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 single
HMO licence+1 bathroom needed
Sized to West Northamptonshire's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £608/mo1× Single @ £510/mo1× En-suite @ £679/mo
≈ £2,404/mo gross room income
As-is Rent it out
Monthly profit+£92
Return before costs on price7.90%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£32
+1 room (5 total)
Monthly profit+£479
Return before costs on price16.39%
Cash needed£92,898
Extra rent+£601/mo
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 1421 HMO comps within 427 m
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Citywide Article 4 (West Northamptonshire)
≈0.0% within 50 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedThe CE AcademyNot applicable · Academy alternative provision converter · NN1 3EX
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£17,388
Section 24 credit£0
Annual tax due£422
Post-tax Monthly profit annual£1,132
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£12,142
Rates as of Oct 2024
Acquisition costs
£93,358cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£19,458
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£93,358
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY Connells are delighted to present this exceptional three/four bedroom mid-terrace property, boasting a versatile layout and a highly sought-after location within the vibrant NN1 district. Perfectly positioned for modern families, first time buyers & Investors.
DESCRIPTION Upon entering, you are greeted by an inviting lounge, providing a comfortable space for relaxation. Beyond, a separate dining room offers the perfect setting for entertaining guests or enjoying fami…
Listing metarightmove · Connells
About this listing
305 days · RightmovePrice history
No price history available.
Monthly profit
+£105
Cash needed
£93K
Return after costs
1.35%
IRR
1.75%
Listed 305d ago
4 bedroom terraced house for sale
terraced · 4 bed · 2 bath · 969 sqft (EPC)
£220,000
est £1,449 · 7.90% gross
EPC D
100/100
Strong
Real 13.11% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.90% Return before costs — above-market
13.1% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
Return before costs (best)
13.11%
Rent by the room
Bedrooms
4
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,232–£1,704/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£105
after mortgage, operating costs & tax
Rent in£1,449/mo gross
£1,393/mo collected · £56/mo lost to voids
Where it goes
£859Mortgage£404Costs
£105/mo left as profit · 8% of rent kept
Mortgage£859
Costs£404
Management£145
Maintenance£50
Insurance£28
CapEx reserve£72
Voids + council tax£5
Ltd co. accounts£104
Tax£25
Profit+£105
Returns
Return before costs on price7.90%
Cash return on cash1.35%
Gross margin£989
Cash needed£93,358
Monthly profit payback74y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £17,388 | £4,853 | £10,313 | £0 | £422 | £1,801 | £1,801 |
| Year 2 | £17,910 | £4,998 | £10,313 | £0 | £494 | £2,105 | £3,906 |
| Year 3 | £18,447 | £5,148 | £10,313 | £0 | £567 | £2,419 | £6,325 |
| Year 4 | £19,000 | £5,303 | £10,313 | £0 | £643 | £2,742 | £9,067 |
| Year 5 | £19,570 | £5,462 | £10,313 | £0 | £721 | £3,075 | £12,142 |
Rent by the room upside
What we verified
4104
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,063
Annual rental tax£295
CGT yr 5£0 · company level
5y net total£12,142
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£19,458
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£93,358
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
SUMMARY Connells are delighted to present this exceptional three/four bedroom mid-terrace property, boasting a versatile layout and a highly sought-after location within the vibrant NN1 district. Perfectly positioned for modern families, first time buyers & Investors.
DESCRIPTION Upon entering, you are greeted by an inviting lounge, providing a comfortable space for relaxation. Beyond, a separate dining room offers the perfect setting for entertaining guests or enjoying fami…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice